Recommendation We recommend longing AvalonBay [AVB] because it is undervalued by 20-30%, and its stock price could increase significantly in the next 6-12 months Investment Thesis: The market has incorrectly penalized the company for earnings misses in FY 17 and expectations of rising interest rates and a slowdown in the coastal multifamily markets; consensus forecasts also underestimate the company’s Development pipeline potential Valuation: The company’s intrinsic value is closer to $190 – $210 / share in the Base Case (15-30% upside), and even if we’re wrong about all these factors, the company is only overvalued by ~10% at its current share price Catalysts in the next 6-12 months include the stabilization of a record $1.9 billion in FY 17 Development deliveries, same-store rental increases above guidance, and the company’s expansion into new markets to maintain its Development yields Risks include a coastal multifamily market downturn in the next 1-2 years, the Development pipeline performing below expectations, and lower NOI margins due to rising concessions We can mitigate these risks by purchasing put options at $145 – $150 exercise prices (to limit losses to 10-12%), longing multifamily REITs in different geographies/strategies, or shorting a broader real estate index fund or ETF

Company Background Industry: Multifamily REITs (U.S.-based, Class A properties, Development focus, East/West Coasts of the U.S.) LTM Financials: $2.2 billion revenue; $1.3 billion EBITDA; $1.2 billion FFO Market Cap: $22.8 billion; Enterprise Value: $29.8 billion LTM Multiples: 22.1x EV / EBITDA; 19.6x P / FFO Established Communities: California (~43% of revenue) Metro NY/NJ (~23%) New England (~15%) Mid-Atlantic and PNW (~19%) Base Case Projections: 6% 5-year Revenue CAGR; 70% NOI margins $900 – $950 million in annual Development spending 6.0% – 6.5% stabilized Yields on Development

Investment Thesis Our View Valuation Implications Rising Interest Rates Will actually help AVB by discouraging home ownership and making renting more attractive 83% of AVB’s Debt is fixed-rate with an average maturity of ~10 years Even if the Cost of Debt rises from 3% to 5%, the company would still be undervalued by ~10% (Base Case) Risk of Recession and Decline in Coastal Multifamily Rents More likely to affect single-family owned homes than multifamily properties AVB’s rental revenue has never declined by more than 2% historically; NAV uses conservative Cap Rates NAVPS is in the $180 – $190 range; with 0.5% higher Cap Rates, NAVPS is in-line with current share price Same-Store Rental Growth and Revenue/NOI Forecasts Development pipeline should boost 5-year revenue CAGR by ~4% Consensus forecasts assume only 3-4% annualized growth, implying almost no Development contribution Cumulative NOI from Development activity boosts share price by ~10%

Catalysts #1 Stabilization of $1.9 Billion in FY 17 Develop. Deliveries Assuming a one-year stabilization period and 6.0% – 6.5% average yields, this Development activity will boost AVB’s share price by ~5%; 10% boost when factoring in the cumulative activity over 5 years #2 Increase in Established Communities Rents Above Expected Range Total same-store rental growth is likely to be ~3% for FY 18, since renting will continue to be more attractive than buying in markets where home prices have risen far more quickly than wages or rent #3 Planned Expansion into New Markets within the Next Year The company has announced plans to acquire and develop in Denver, South Florida, and Baltimore; these lower-cost markets should support its targeted Development Yields going forward

Valuation Summary Most methodologies point to AVB being undervalued in the Base Case: AVB’s FFO and EBITDA growth exceed those of the Public Comps by 2-3x, but its P / FFO and EV / EBITDA multiples are in-line with the medians of the set The DCF and NAV, arguably the most important methodologies, point to a company that’s 20-25% undervalued In the Downside Case, the company appears overvalued by ~10%

Summary of NAV Assumptions and Output We used the following baseline Cap Rates for each segment of AVB’s business (and re-valued its JV Assets and Liabilities, including the Pro-Rata portion of JV Debt): These assumptions, as well as the mark-to-market adjustments for the Debt, produced the following results:

Summary of DCF Assumptions and Output Downside Base Upside Year 10 Revenue (CAGR) $3.2 billion (3.9%) $3.5 billion (5.1%) $3.9 billion (6.2%) Year 10 EBITDA (CAGR) $2.2 billion (4.8%) $2.4 billion (6.0%) $2.7 billion (7.1%) 5-Year Same-Store NOI CAGR 1.2% 2.8% 3.9% Annual Development Spending $500 – $850 million $950 – $900 million $1.3 – $1.1 billion Stabilized Development Yields 5.0% rising to 6.3% 6.2% rising to 6.5% 7.5% falling to 6.7% WACC 4.2% – 5.0% 4.2% – 5.0% 4.2% – 5.0% Terminal Value 0.6% Terminal Growth 1.6% Terminal Growth 2.1% Terminal Growth Implied Share Price ~$150 ~$203 ~$232

Key Risk Factors Risk #1: Recession in the Next 1-2 Years: If same-store rents fall by 1-2% per year and margins fall over the next two years, the company’s implied share price could decline by ~10% Risk #2: Development Pipeline Underperformance: Delays and cost overruns (e.g., 5-year average completion time rather than 3 years, along with ~5% yields) could reduce AVB’s implied share price by ~10% Risk #3: Declining NOI Margins Due to Rising Concessions: If NOI Margins are consistently 2% below our long-term forecast (68% vs. 70%), the implied share price would be ~10% lower Worst-Case Scenario: If everything above came true and the company performed even worse than in our projected Downside Case, the stock price could fall by ~20% to $130 within the next year Recommended Hedges: Put options at $145 – $150 exercise prices, or stop-loss or stop-limit orders at a similar range to limit potential losses to 10-12% Other Options: Could also long REITs focused on Sunbelt/Midwest geographies or acquisitions rather than development; or short a broader multifamily/real estate index fund or ETF if we’re most concerned about a cyclical downturn in real estate

Summary and Recommendations #1 We Recommend LONGING AvalonBay At its current share price of ~$165, it is undervalued by 20-30% because the market misunderstands the risks of rising interest rates and a decline in coastal multifamily properties, and the company’s Development pipeline #2 NAV, DCF, and Public Comps Point to Undervalued Company NAV and DCF demonstrate that the company is undervalued by 20-25%, even in the Base Case, and by 40% in the Upside Case; AVB trades in-line with peer companies despite FFO and EBITDA growth that are 2-3x higher #3 Substantial Catalysts to Drive Up Price Within 6-12 Months Potential catalysts include stabilization of FY 17 Development deliveries, same-store rental increases above guidance due to continued home-price pressure, and expansion into new geographies #4 We Can Hedge Against the Key Risks Fairly Easily We could purchase put options at $145 – $150 exercise prices to limit losses to 10-12%, long multifamily REITs with different strategies, or short a broader multifamily/real estate index fund or ETF